R. Brown, Manager of Planning and Development Services
Mr. Brown presented his report regarding the proposed Zoning By-Law amendment for lands located at 342 Main St. E. He indicated that the plan has changed and the Applicant is now proposing a 6 storey building, with the same number of units.
Mr. Brown presented a powerpoint presentation which included details as to feedback of residents and concerns to date including increased traffic and impact on existing issues; height of building not in character with Kingsville, pressure on existing infrastructure, concern regarding the addition of more development with a variety of pending and in-progress development already; need for such a development, condo vs rental. He presented the Planning rationale as well as contained within his report.
Comments from Council:
Deputy Mayor Queen asked if the building is now proposed to be 5 storeys plus 1 commercial storey. Mr. Brown confirmed that to be the case.
Deputy Mayor Queen asked if the Town has a drawing with a potentially larger footprint and Mr. Brown indicated there was no revised drawing available at this time.
Councillor Gaffan asked whether there are other options for builders at this location if this proposal is not approved.
Councillor Patterson requested further details pertaining to the onsite sewage retention system. Mr. Brown explained the general principles of operation of that type of system and its built-in safety features.
Comments from the Applicant's agent:
Jackie Lassaline, Lassaline Planning Consultants, presented her report, stating that the intent right now is commercial and as things progress, to add the residential units above. The zoning by-law is an authorization of that amendment to establish the regulatory framework. She stated that the Applicant heard from the Planning Advisory Committee and the public, read the comments in the Council agenda, and indicated that 6 storeys was much more suited to the location, and more consistent with the Division St. S. at Park development. She stated that what is being proposed as a mixed use is consistent with the Provincial Policy Statement, and represents a wise use and management of lands. The properties are intended to be condominium properties, and the lands surrounding the building will be buffered. Parking will be available both above and below ground. Bike racks and bike spaces will be provided to support the healthy living community initiative. The commercial main floor is designed to fit in with the neighbhourhood and the proposed building design has a heritage sensitivity. The building is an alternative housing style and will provide residence opportunities for empty nesters and older adults.
Councillor Gaffan questioned the existing infrastructure capacity (water) and Director Plancke indicated that there is sufficient flow to service this facility.
Mayor Santos asked how many units could be handled at the present time with the current capacity? Mr. Brown explained that development that has been proposed in the last year or so is 'at capacity' from a pipe standpoint and the Town knows what additional infrastructure is required and have estimates.
Ms. Lassaline explained sewage is held and pumped out at a specific time.
Comments from residents:
Tim Sala, 84 Golfview., indicated that the building will 'look like a wall' as you enter Town, like Toronto. Mr. Sala also commented that residents will not walk, they will drive. He suggested that could create a potential for 95 additional vehicles.
Councillor Gaffan inquired about a retention pond and the status of the plans for the straightening of Jasperson Lane. Mr. Brown indicated those plans are in progress.
Ms. Lassaline stated that the parking lot has catch basins and calculations will be made through an engineered, certified storm water management plan.
Lorraine Goddard, 1588 Jasperson Drive, stated that she disagrees that this is an appropriate spot for the development. She indicated that anyone who tries to exit Tim Horton's or the Esso Station has difficulty, and many drivers turn right toward FreshCo, then turn left at that entrance, and then turn around in the parking lot to go back onto Main St. She stated that travelling by the arena is unsafe for children and families and asked that no traffic be added to the area planned for family pleasure. She stated that as the design has changed, the actual footprint is unknown. She indicated she does not know how Council can approve the application this evening without knowing the actual footprint. Ms. Goddard asked that wise planning decisions be made so that the rest of the world wants to live here.
Ms. Lassaline stated that the plan is at the inception stage and will be changing and evolving.
Tracey, 570 3rd Blvd. said she does not want Kingsville to be like Toronto.
Joseph Moavra, 12 Sherway Court, Leamington spoke in favour of the application. He suggested that the location is an ideal location for a development such as this. He stated he used to reside at this location at 342 Main St. East and the location is conveniently close to stores and other amenities and is walkable.
Jeff Robinson 298 Cherrywood, indicated that the Libro location had the right turn in and out and that failed at that location. He feels the residents will still drive and asked why the proposal is being reviewed this evening when the design was changed mid-way.
Ms. Lassaline explained that the picture shown onscreen is a concept plan. Details are discussed later (height: 1 storey commercial, 5 storeys residential, top utility floor to contain air conditioning, pool and elevator shaft).
Alyssa Ambrose, 90 Jasperson, stated traffic concern and safety concerns for seniors walking across the street.
Sandy Smith, 319 Heritage Road stated that the residents do not want six to nine storey apartment buildings in Kingsville.
An unidentified individual stated that the other apartment building is only one building, with no intention of developing outside of the area.
Joe Wilds, 56 Jasperson was concerned about the height of the building and the number of units, suggesting that the shadow plan might change with the new design and suggested height be discussed by measurement number rather than storey number.
Ms. Lassaline stated that the site plan would be specific with height numbers and that if there were substantial changes to the footprint, another shadow plan would be undertaken.
Kim Quadrini, 1327 Graham Sideroad, commented that there are already vacant commercial buildings in the Town and suggested that the Town focus on the downtown core. She also cited traffic concerns.
Ann Marie Nantais, 185 Woodycrest stated that she has lived in Kingsville her entire life and she is not against progress but this proposal crosses the line. She supports the residents' comments made this evening.
Kevin Black, 317 Applewood Road, stated that if the Town starts playing the game now, it's in and it will not matter later. He referenced the Traffic Master Plan and stated that it is not good planning to look at specific projects without considering the entire community plan (i.e. to include plans for future planned infrastructure that has not yet been constructed). Finally, he inquired how the footprint is going to be expanded since it is only 6 storeys, but remains at 95 units?
Dennis Laporte, 261 Lakeview Ave., expressed concerns for children's safety, school bus safety, number of school buses and whether the adjacent undeveloped property could also build a similar apartment building complex.
Tim Sala expressed that he was attracted to this community's small town atmosphere.
Janice Kubiak, 214 Applewood stated that the decision of Council will affect the whole community and that she does not support the proposal. When she moved to Kingsville she knew it was where she wanted to be.
Presentation of Traffic Impact Assessment by F. R. Berry & Associates:
Mr. Frank Berry presented his Traffic Impact Assessment report as contained within the Planning Report. Mr. Berry indicated he conducted one count at the shared access between the Tim Horton's location and the Esso Station and on the basis of that count indicated that the complex has been designed to be a "right turn only" complex. The audience viewed an onscreen video comparison of traffic patterns with and without the development. He indicated his Report was peer reviewed and everyone came to the conclusion that there is a traffic impact that is manageable. The traffic will get worse and mitigation measures are being taken. He concluded that there is traffic impact, it is manageable, and will not be a major problem. He indicated the traffic study was completed in early June of 2016. He chose the heaviest travelled hour based on 8 hours of counting at 3 different locations.